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10-15-18 EICHLERS Attachment 2 - Redline OEDS22 City of Orange Eichler Design Standards ALTERATIONS AND ADDITIONS Maintenance includes repair of materials in place to ensure their longest possible lifespan. Alterations may include changes to the original material or feature or replacement with in-kind or compatible materials or features. Alterations may also include the introduction of new features or systems to ensure the longevity and relevance of the entire building, such as gutter systems to protect the building from water damage, or new air-conditioning systems to meet contemporary climate control standards. Additions are those projects which result in an increase of building square footage and/or the alteration of a roof form. Additions may also include added or expanded rooms, or detached accessory structures like garages or Accessory Dwelling Units (ADUs). The OEDS provide guidance for horizontal additions, which maintain the single-story form, and are located either to the side or rear of the house. The OEDS include additional limitations of vertical additions on existing homes that affect the original roof form, such as tall coverings over atrium openings or second-story additions. NEW BUILDING (INFILL) CONSTRUCTION Few opportunities for new single-family residence construction within Orange’s Eichler tracts are anticipated, as all existing lots feature an Eichler home. Unforeseen circumstances however, such as fires or natural disasters, could result in the need to replace an existing home and construct a new building within the boundaries of an Eichler historic district. As historic districts, demolition of any building in the Eichler tracts is subject to the Orange Municipal Code (OMC) and requires Demolition Review. The proposed replacement project must be reviewed and approved prior to issuance of a demolition permit. The demolition of either contributing or non-contributing homes within the Orange Eichler neighborhoods will be subject to the Design Review process. Demolition of contributors will require an associated environmental Vertical additions (shaded in orange) on one-story Eichler homes can change their character. review document under the California Environmental Quality Act (CEQA). When applicable, the CEQA document and associated project may require review by the Planning Commission or City Council. If you are proposing demolition of a contributing structure, please contact Planning Division staff early in the project planning stage. 84 City of Orange Eichler Design Standards 5.1 ADDITIONS AND ACCESSORY STRUCTURES Additions to houses may extend horizontally or vertically (typically two stories), or be detached as accessory structures; accessory dwelling units can be attached or detached. The development standards for single family residential zones in the Orange Municipal Code Chapter 17 govern where additions and accessory structures can be constructed within the front, side, and rear yards, and minimum required setbacks and maximum allowable floor area ratios. Depending upon the size, configuration, and existing build-out of any property, larger additions may be possible where allowed under the development standards and the OEDS. CONSIDERATIONS FOR ADDITIONS AND ACCESSORY STRUCTURES New additions to Eichler homes and detached accessory structures can be appropriate when they are carefully planned. Those that are highly visible from the street, not compatible with the surrounding scale, mass, and style of the neighborhood, and cause extensive removal of historic materials or features are generally inappropriate as they can negatively affect the existing character of the community. Modest, single-story additions and accessory structures, which are located to the sides or rear of existing buildings, are generally more appropriate, as they maintain and reinforce the original aesthetics of the neighborhood. PRIVACY: The Eichler homes were originally designed to provide maximum transparency to the outdoors, while also affording a high level of privacy to the occupants. This was achieved through limited windows at the front/street façade, with floor-to-ceiling walls of glass opening onto the atrium and backyard. Whether one or two stories in height, tall additions at the rear of Eichler homes can significantly impact the privacy to both the interior and exterior of adjacent properties. SECOND-STORY ADDITIONS: A vertical addition on an Eichler home has the potential to negatively impact the simple roof forms and low-scale, horizontal massing. Adding a second story on top of the existing house and other alterations that extend significantly above the original roof line are not appropriate. There are a small number of properties within the Eichler tracts where a new two-story addition at the back of the house or accessory structure in the rear yard could be constructed within the required setbacks for the single-family residential zone. In these cases, a well-placed and thoughtful design may be possible that does not impact the character of the house or neighborhood and does not affect the privacy of adjacent neighbors. Any new two-story construction must shall not affect the roof line of the original house and should be carefully placed on the property to protect views from the street and neighbors’ houses and yards. As with all two-story buildings in Orange’s single-family neighborhoods, both second-story additions on top of existing Eichler houses and new two-story additions and accessory structures are subject to Design Review. 86 City of Orange Eichler Design Standards DESIGN STANDARDS FOR ADDITIONS 5.1.1 The prominence and consistency of one-story forms in the Eichler tracts shall be preserved. a. One-story rear additions and accessory structures are generally appropriate. b. Vertical additions, such as pop-ups and second-story additions, on the roof of the original building are inappropriateprohibited. c. Two-story additions and accessory structures are inappropriate, except where they are not highly visible from the street and do not impact on the privacy of adjacent properties. There are limited properties in the Eichler tracts where a two-story addition or accessory structure will be feasible. One-story rear additions (top) and accessory structures (bottom) are appropriate as they are not highly visible from the street (left) 90 City of Orange Eichler Design Standards i. Using cladding that matches the main house is appropriate, if a visual and/or physical break is incorporated ii. Cladding similar to the main house, but simpler or slightly different in profile, dimension, pattern, or material may be appropriate. iii. The number of materials utilized in the addition should be limited. iv. Overly decorative materials are not appropriate with the simple and limited material palette of Eichler houses. v. Traditional materials and architectural details like stone, stucco, or horizontal siding are generally not appropriate. vi. Consider the cladding materials outlined in the Standards for New (Infill) Construction in Chapter 8. vii. See relevant section of the Standards for Original Eichler Features in Chapter 4 for additional guidance on compatibility with the Eichler aesthetic. c. The solid-to-void ratio, window and door patterns, and sill/ header heights should be considered in relation to that of the main residence. i. Openings on the new addition should follow a clear and logical organizational pattern, relevant to the historic home. ii. Divided-light windows with small divisions are generally not appropriate. iii. Vinyl windows and/or doors on additions are not appropriate. 5.1.5 Additions should limit the loss of original features and materials. a. Original chimneys and rear glass walls should be retained. b. If the addition was removed in the future, the essential form and integrity of the Eichler house should remain unchanged. 5.1.6 Two-story additions and accessory structures may be considered only in limited conditions where they do not impact the character of the house or neighborhood, nor the privacy of adjacent properties. a. Two-story additions and accessory structures should shall be placed away from the street and from façades that are nearest to neighboring properties. They should not overwhelm or visually compete with the historic house. b. The floor-to-ceiling heights should be similar and compatible with those of the historic house. c. Windows or balconies should shall not be placed to allow views into or impact the privacy of neighboring homes and/or exterior spaces such as rear yards and atriums. d. Clerestory windows and skylights may provide natural light and transparency while maintaining privacy. e. Consider split-level additions that are partially below grade to reduce the height of additions.